We understand that all mains services are connected to the property. We have not carried out any form of testing of appliances, central heating or other services and prospective purchasers must satisfy themselves as to their condition and efficiency.

LOCATION
Telford Avenue is a tree-lined avenue with a favoured school catchment area in a desired location to the north-east of Leamington Spa. The property is positioned less than two miles from the town centre of Leamington Spa which offers a wide range of cafes, restaurants and retail outlets. Leamington railway station offers direct commuter links to both London and Birmingham and the A46 is less than three miles away which allows access to the heart of the Midland motorway network.

FIRST FLOOR

Entrance Porch 1.19m x 0.99m (3'10" x 3'2")
With tiled flooring and door leading into:-

Entrance Hallway 4.46m x 1.96m (14'7" x 6'5")
A spacious and welcoming entrance hallway with stairs leading up to the first floor and doors leading off to all rooms on the ground floor.

Cloakroom 1.68m x 1.11m (5'6" x 3'7")
With a modern white suite including wc and wash hand basin, tiled flooring and half height tiled walls.

Dining Room 4.14m x 3.33m (13'6" x 10'11")
Located to the front of the property this well proportioned and spacious reception room offers a large double glazed bay window, central chimney stack and coving.

Living Room 6.56m x 4.06m (21'6" x 13'3")
A great sized living room offering lots of space and light via the large sliding doors leading out in to the gardens.

Dining Kitchen 5.44m x 3.81m (17'10" x 12'5")
An extended dining kitchen offering an abundance of storage within the wall and base units, complementary work surfaces and tiled splash backs, integrated oven, extractor hood and dishwasher. The flooring is tiled and steps down into the dining section with pantry cupboard and utility space with plumbing for the white goods and door to the garden. The dual aspect in this room offers lots of natural light.

FIRST FLOOR

Landing 3.28m x 2.98m (10'9" x 9'9")
An open and airy landing which has been modified to now create an airing cupboard and doors lead off to:-

Bedroom One 4.27m x 4.06m (14'0" x 13'3")
A large double bedroom with an array of fitted cupboards, large double glazed window overlooking the rear garden and also door leading out to the large roof terrace to the front.

Bedroom Two 4.19m x 4.06m (13'8" x 13'3")
A further great sized double bedroom with large double glazed bay window.

Bedroom Three 5.45m x 2.50m (17'10" x 8'2")
Extended to the side this third bedroom is now a great sized double bedroom with two large double glazed windows over looking the garden.

Shower Room 1.73m x 1.55m (5'8" x 5'1")
Offering a corner shower cubicle with glazed screen and wash hand basin and tiled walls.

Bathroom 2.40m x 2.40m (7'10" x 7'10")
An immaculately presented bathroom with tiled walls and floors, modern white suite with low level flush wc, bidet, bath with shower over and wash hand basin.

Outside
To the front of the property there is the huge advantage of having access positions on both Telford Avenue and Kinross Road allowing and in and out route. The gardens are mature with a privacy screen of mature established trees and tarmacadum driveway. Steps lead up to the main front door and access to both the rear and garage. The rear garden is a fabulous mature garden and benefits with the extra width due to the end position of the property. The gardens are mature and offer a mix of paved patios, pathway, lawns, raised borders with mature stock. There is also a greenhouse and timber shed and summer house with further seating.

Directions
Please use CV32 7HL for satellite navigation.